186 Tuscany C · Delray Beach, FL 33446

$100,000

1 bd · 1.5 ba · 828 sqft · Condo public records · 78 Days on market

Built 1973 $629/mo HOA · 34% of rent

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful completely remodeled one bedroom with a golf course view. This 2nd floor condo has ceramic tile throughout. Crown molding and AC is from 2019. Very close to stairs and lift. Parking place is #28.

Key facts

• Golf views
• Enclosed balcony
• Renovated condo

Tags

• RENOVATED CONDO
• GOLF VIEWS
• ENCLOSED BALCONY
• UPDATED KITCHEN
• WHITE SHAKER CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed; Association fee $629 monthly
• HOA & community: Homeowners association with monthly fee; HOA amenities include: clubhouse, fitness center, indoor and outdoor pools (heated), spa/hot tub, tennis courts, pickleball and shuffleboard courts, bocce ball, billiard and game rooms, business center, library, lobby, cafe/restaurant, courtesy bus, gated entry, security, and other recreation facilities; HOA fee includes cable TV, insurance, grounds and structure maintenance, roof repairs, reserve funds, and recreation facilities

Exterior

• Parking: One parking space; No carport
• Security: Closed-circuit cameras; Smoke detectors; Gated community (association amenity)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; One level (unit); Faces east; Resale property
• Construction: Frame and stucco construction with pre-fab components
• Exterior features: Not waterfront; Mansard, tile and other roof types

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heating present (type: other); Central air conditioning; Ceiling fans
• Interior features: No additional interior features listed; Furnished status negotiable
• Laundry & utility: Laundry in unit (laundry closet); Electric dryer hookup; Washer location inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.3% in Delray Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#202 in FL, #3,160 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, commute A-; Watch: cost of living C-, crime D-, amenities F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents flat; 584 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $687 appreciation (0.7% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.69% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.18×
• Total profit: $5,111
• Equity at exit: $32,518

10-year hold

• IRR: 5.7%
• Equity multiple: 1.60×
• Total profit: $16,868
• Equity at exit: $41,988

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33446

• Home prices YoY: 0.3%
• Rents YoY: 0.5%
• Active inventory: 584
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$42
• HOA: −$629
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $139

Break-even live

Break-even rent $1,667

Max offer price $100,000

Occupancy floor 87%

Sensitivity live

Price	-10% $196	-5% $167	+0% $139	+5% $111	+10% $82
Rent	-10% $-7	-5% $66	+0% $139	+5% $212	+10% $285
Rate	-1.0pp $189	-0.5pp $165	base $139	+0.5pp $113	+1.0pp $87

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	16d	1	0.01mi
213 Waterford I Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	25d	1	0.12mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	25d	1	0.16mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	0d	2	0.19mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	9d	2	0.19mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	21d	1	0.19mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	25d	1	0.19mi
148 Waterford D Unit 148 Delray Beach, FL	2.0	2.0	883	$1,900	$2.15	19d	1	0.22mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.24mi
6 Brittany a Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	0d	1	0.29mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	23d	1	0.32mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	3d	1	0.32mi
28 Seville B Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	12d	1	0.33mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.34mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	25d	1	0.34mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	9d	1	0.34mi
568 Brittany L Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	25d	1	0.34mi
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	18d	1	0.34mi
537 Brittany K Unit 537 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	25d	1	0.34mi
260 Brittany F Unit F Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	3d	1	0.34mi
520 Brittany K Unit K Delray Beach, FL	2.0	2.0	880	$1,400	$1.59	0d	1	0.34mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	9d	1	0.34mi
292 Brittany Ave #292 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	5d	1	0.34mi
564 Brittany L Delray Beach, FL	2.0	2.5	880	$1,800	$2.05	25d	1	0.34mi
417 Brittany Dr #417 Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	22d	1	0.34mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,125	$1.83	23d	2	0.35mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	25d	1	0.35mi
15035 Michelangelo Blvd #202 Delray Beach, FL	1.0	1.0	700	$1,895	$2.71	0d	1	0.35mi
233 Brittany Dr Unit 233 Delray Beach, FL	2.0	2.0	988	$1,700	$1.72	25d	1	0.36mi
189 Seville Ter Unit 189 Delray Beach, FL	2.0	2.0	880	$1,900	$2.16	25d	1	0.37mi
92 Seville Blvd Delray Beach, FL	2.0	2.0	880	$1,895	$2.15	25d	1	0.39mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	25d	1	0.41mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	25d	1	0.44mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	25d	1	0.45mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	16d	1	0.45mi
318 Monaco G Delray Beach, FL	2.0	2.0	907	$2,200	$2.43	25d	1	0.45mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	25d	1	0.45mi
276 Monaco F Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	25d	1	0.45mi
72 Monaco Blvd Unit 72 Delray Beach, FL	2.0	2.0	880	$1,950	$2.22	23d	1	0.45mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	25d	1	0.45mi

HOA detail condo

• Monthly dues: $629 · $7,548/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $100,000 Active 78 DOM
2. 2026-06-18
   days on market $100,000 Active 75 DOM
3. 2026-06-17
   days on market $100,000 Active 74 DOM
4. 2026-06-16
   days on market $100,000 Active 73 DOM
5. 2026-06-15
   days on market $100,000 Active 72 DOM
6. 2026-06-13
   days on market $100,000 Active 70 DOM
7. 2026-06-09
   days on market $100,000 Active 66 DOM
8. 2026-06-08
   days on market $100,000 Active 65 DOM
9. 2026-06-07
   pricedays on market $100,000 Active 64 DOM
10. 2026-06-04
    days on market $105,000 Active 61 DOM
11. 2026-06-03
    days on market $105,000 Active 60 DOM
12. 2026-06-02
    days on market $105,000 Active 59 DOM
13. 2026-06-01
    days on market $105,000 Active 58 DOM
14. 2026-05-31
    days on market $105,000 Active 57 DOM
15. 2026-04-03
    listed $105,000 Active
16. 2022-09-27
    soldstatus $160,000
17. 2022-09-14
    soldstatus $160,000 Closed 209-char remark

    Show marketing remark (209 chars)

    Beautiful completely remodeled one bedroom with a golf course view. This 2nd floor condo has ceramic tile throughout. Crown molding and AC is from 2019. Very close to stairs and lift. Parking place is #28.

18. 2022-08-20
    status Pending 209-char remark

    Show marketing remark (209 chars)

    Beautiful completely remodeled one bedroom with a golf course view. This 2nd floor condo has ceramic tile throughout. Crown molding and AC is from 2019. Very close to stairs and lift. Parking place is #28.

19. 2022-08-08
    listed $159,900 Active 209-char remark

    Show marketing remark (209 chars)

    Beautiful completely remodeled one bedroom with a golf course view. This 2nd floor condo has ceramic tile throughout. Crown molding and AC is from 2019. Very close to stairs and lift. Parking place is #28.

20. 2015-10-20
    soldstatus $58,500
21. 2002-10-15
    soldstatus $27,000
22. 2002-02-04
    soldstatus $15,000
23. 1988-03-01
    soldstatus $26,000
24. 1974-01-01
    soldstatus $19,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,467 · $122/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,122
• − Mortgage interest: −$5,602
• − Property taxes: −$1,467
• − Insurance: −$500
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$7,548
• − Depreciation: −$2,909
• Taxable income: $557
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $1,535/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Delray Beach

• Score: 77/100
• State rank: #202
• US rank: #3160

Category grades

Amenities F Commute A- Cost of living C- Crime D- Employment B+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 123,167
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,431
• Household income: $80,187
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 494.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 9% Scotch-Irish 9% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, Guatemala
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% French/Haitian/Cajun 2%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.69%
• Current HPI: 242.5138
• Rent YoY: ▲ 0.51%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+452.6% since first listed

10 events — show timeline

• 2026-04-03 Listed $105,000 Beaches MLS
• 2022-09-27 Sold (Public Records) $160,000 Public Records
• 2022-09-14 Sold (MLS) $160,000 Beaches MLS
• 2022-08-20 Pending — Beaches MLS
• 2022-08-08 Listed $159,900 Beaches MLS
• 2015-10-20 Sold (Public Records) $58,500 Public Records
• 2002-10-15 Sold (Public Records) $27,000 Public Records
• 2002-02-04 Sold (Public Records) $15,000 Public Records
• 1988-03-01 Sold (Public Records) $26,000 Public Records
• 1974-01-01 Sold (Public Records) $19,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,467 · -10.4% YoY. Source: county tax records.